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Broker Tour Insider Notes

As a memory aid for myself and as a resource for clients, I'm keeping notes on properties I visit. Click on the address or photo to read more about any particular property. Click here to read my blog post on the importance of broker tours.

My notes:
Second floor of a three story building. [For comparison, the layout was similar to 1865 Beacon St #3 (MLS # 72226428). Not quite as updated as 1865, parking is tandem, not garage, and of course no roof rights on this one.] Great-looking unit, and I think it's priced well. One of the bedrooms flows into a bonus room. Large living and dining rooms. 1 flight walk up. Bonus small office room behind kitchen.
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My notes:
The owner of this unit just moved downstairs to unit 1 on the first floor. It felt surprisingly spacious. Could use some updates, in particular the two bathrooms. They appeared serviceable but outdated. Eat-in-Kitchen was nicely updated. Lots of cabinets for storage in kitchen. Concrete balcony off the back overlooks the expansive backyard. Parking is rental, but apparently there is talk among the owners in the association of putting some parking spots for the owners in the backyard. No known assessments. One of the bedrooms has a small bonus sunroom attached.
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My notes:
Big apartment building in a leafy single-family neighborhood. Elevator building. Big windows with a view of the green yard. Open floor plan living/dining room. Large bedrooms.
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My notes:
I previously visited this one 3 weeks ago, but revisited to see again after the price drop. It's a lovely place, and I think if this were the spring it might have sold already. It's three bedrooms. The third bedroom is currently being used as a family room. 2 parking spots (1 garage) deeded, plus roof rights, and additional storage in the basement. Small office/bonus room behind the kitchen. Top floor, walk up two flights.
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My notes:
Relatively new construction, built in 2007. Pass through two FOB security doors to get to the residential hallway - probably easier to meet your guests at the front door! First floor, bright, sunny unit overlooks St. Paul street. If I lived here I would be at Trader Joe's twice a day. No separate dining room; there is a single open-floor plan combo room, so may be a little tight if you like to entertain a lot. Master bedroom has nice-sized master bathroom and walk-in closet.
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My notes:
4th floor walkup in Coolidge Corner. Beautifully updated unit. Really a 2-bedroom though. The 3rd bedroom is a very small study off the living room with french doors. Garage parking is rental for an additional $250/month.
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My notes:
Wow, lots of stairs up to the entrance! The owner apparently got a quote for an elevator from the attached garage and it was in the order of $50K, which seems reasonable. Great view from the top floor of Boston skyline. This 2-family property will appeal to developers. I hope they consider elevators...
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My notes:
2 flights walk up. Large foyer takes up some square footage. The third bedroom has french doors, is right off the entryway, and is currently used as a family room. Although this is technically a third bedroom, I would think of this unit as a "2+". Nicely updated. It could be a nice setup for people who like to entertain.
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My notes:
Beautiful, large house, on a private way, with fantastic outdoor space. Challenging layout on the second floor though for a large family, so although the price seems appropriate, I think it will need to wait for the right buyer. Many updates, including modern master bathroom, juxtaposes with the traditional woodwork in other rooms. Master suite is large, and could be called a master wing really. Otherwise, I only saw one other normal sized bedroom; the rest were small or oddly shaped, albeit plentiful. For more occupants, could use some reconfiguring, especially for the former servant's quarters.
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My notes:
Entry hallway on the ground level, could be used as a mudroom, and then immediately go up a flight of stairs to the main level. It's a good size unit, at 2600 square feet, and a functional layout. Ornate wood banisters. Exposed brick wall on one side. Large living room and dining room. Older baths and kitchens, serviceable, but could use updating. Nice deck, but showing wear. Hardwood floors showing wear. Consider the likely updating & investment needed. There is so little inventory and so much demand for this size right now that this will get bid up. Update: received 4 offers, got bid up substantially.
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My notes:
The assigned parking space is approximately half a block from entrance. Babcock St is a busy street, and this is right by the fire station, but from the top floor (2 flights up) it seemed quiet. Perhaps because the windows are newer. The kitchen and bathroom seemed serviceable but older. The cabinets in particular could use some restoration. Sunny, and close walk across the street to an entrance to the new Devotion School playground (when construction is complete). Storage space in the basement. In the back bedroom, we heard significant noise from construction in the neighboring unit; hopefully they don't do that at night. No balcony or outdoor space included, but it is close to parks, recreation, and the rest of Coolidge Corner.
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My notes:
Vertical living. Enter on ground level, no basement. The unit has forced hot air heating, but the lower level has electric baseboards to supplement, probably added after construction. Full bathroom on ground level, garage access, and a room an exterior door that could be an office, in-law-suite, or family room. Go up one level to the main living level. Here there is a balcony, and a large room that seems like it could be converted to an additional bedroom. This level only has a half bathroom. Go up one more level for the two bedrooms, each with its own bathroom, and the laundry.
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My notes:
This property has actually been on the market for some time. It was originally listed a year ago (9/13/2016) for $735,000, and they received and accepted an offer within a month, but that fell apart. Then they reduced the price to $715,000, which might mean that was the price that they had accepted. Then by mid November they reduced the price again, to $699,000, before taking it off the market for the winter. They switched brokers and re-listed in January at $674,000, reduced the price to $635,000 in February before taking it off the market for some time. They told me they took it off to resolve some tax issues or money that was owed, but I didn’t feel like I got the whole story there. Anyway, it was listed again 9/5/2017, this time for $649,000.
There have been some special assessments in the condo association, for improvements to the parking area and for repair of the roof. We’ll want to dig into their association financial reports a little bit deeper including their reserve fund.
Something to note is that two of the three bedrooms felt unusually small. The washer/dryer are in the basement. It comes with a large deeded room in the basement. The parking is rental for an additional $160/month, and is about 1 1/2 blocks away. The windows appeared to be the older double-hung type. The common courtyard is a long grassy area between the buildings.
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My notes:
It's a converted single-family. The first floor and lower level are for the unit. The original living room and parlor have been turned into rather large bedrooms on the first floor, including the master. The master bathroom is rather large. The other two bedrooms are in the lower level. They did a nice job updating this unit with what feels like high-end bathrooms and kitchens, while preserving the character of the house with plenty of nicely stained wood throughout. Two parking spots, tandem. Recently painted exterior. This should go quickly and for above ask.
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My notes:
Two balconies, one in front and one in back. Walk up to third floor. Master bath has frosted sliding doors to separate from bedroom. Parking $200/month. They have received several offers but could not come to terms. They have a new offer in hand that they are negotiating now.
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My notes:
Bold paint choices - bright pink in LR. Living and dining rooms on smaller side. Some updates: floors in 2017, bathroom and kitchen in 2015, and windows in 2013. Careful on the step up to the kitchen; they raised it due to settling on the floor beneath. Induction stove, but gas connection still present. Top floor unit, 3 flights walk-up. Washer/dryer is all-in-one unit. The condo has 10 parking spots, but there are 15 units, so there is a waiting list. For units with parking it's $50/month.
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My notes:
Gated condo complex, with driveway filled with cars of makes BMW, Lexus, and Tesla. Luxury condo, large with over 2700 square feet, despite only two official bedrooms. Master suite has two walk-in closets, one is very large, as well as large master bathroom.
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My notes:
Stairs from street up to the grounds between the buildings. From front door 2 flights walk up to apartment. Small bedroom off the kitchen with its own bathroom, could be a nice guest room. Kitchen is narrow but well-designed. Large entry hall, plus living room and dining room. Wall A/C. Nice porch.
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My notes:
It's an interesting neighborhood, an island of a few blocks nestled between Route 9 and the D line. The only outlets are to route 9. The train runs just behind the back yard. This is a ground floor unit. Washer/Dryer hookups in the kitchen. Parking spot is right out the front door.
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My notes:
Some updates have already been done, including, all windows replaced or refurbished, Kitchen floor and oven are brand new this week. (cabinets and counter estimated ~20 years old., siding shingles repaired. It has a slate roof. There is an office/den/playroom room on main level as well, in addition to a living room and dining room. 1 garage parking spot, and an off-street spot in front of the garage. It could use some updates, but very nice livable as is, and strikes me as a real value.
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My notes:
Setback from Babcock St on long driveway, between 195 and 199 Babcock. (I sold 198 Babcock St across the street last year). Small side yard. Partial basement through bulkhead only. No living room....open floor plan on first floor, but not a lot of entertaining space for LR and DR. One of the bedrooms and a full bathroom is on the main floor. Tall ceilings on second floor.
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My notes:
2 floors, with your entertaining space on first level, and large bedroom suite on second level. Feels elegant. Out the back door is a shared brick-paved and fenced-in common area, which exits to the foot bridge over Storrow Drive to the Esplanade.
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My notes:
Top floor walk-up to this unit. Spiral staircase inside to a fabulous private roof deck. Low condo fee. Lots of nice touches in the renovation, including an enclosed sauna/steam-room/shower in the bathroom complete with music system. Gas fireplace in living room.
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Note: Information being provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. I fully support the principles of the Fair Housing Act and the Equal Opportunity Act. Information is not guaranteed and should be independently verified.